Am I correct in assuming that the fact that my solicitor in Gravesend is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Gravesend conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I had intended to instruct a property lawyer in Gravesend for our home move. Our broker informed us that our mortgage lenders HSBC Bank won't deal with them. Why is this not regarded as unduly restrictive?
Lenders tend to imposes restrictions either the category or the volume of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the profile of firm, some have decided to limit the amount of firms they use to represent them. You should note that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there remains mixed views about the level of solicitor engagement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Gravesend only execute a couple conveyances per annum.
I need some quick conveyancing in Gravesend as I am faced with a deadline to sign on the dotted line within 2 weeks. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a home loan you have the choice not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Gravesend the following are examples of issues that can be revealed and therefore affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up during conveyancing in Gravesend?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Gravesend. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Just had an offer accepted on a new build apartment in Gravesend. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Gravesend
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.
I'm refinancing my primary home to a buy to let loan with Clydesdale and I will use the rest of the raised equity towards another house. The location we are interested in is Gravesend. Will your solicitors be able to act for the two banks and link together the conveyances?
Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. Assuming that they are your lawyer will be able to connect the two deals but you should have a chat with you solicitor and communicate your expectations and requirements.